ADAMS+SPARKES Town Planning Report (Gympie Terrace) 160401

MATERIAL CHANGE OF USE TO ESTABLISH MULTIPLE HOUSING (2 X TYPE 2 DUPLEXS)
111 & 113 GYMPIE TERRACE, NOOSAVILLE                                                                              21


57.    An assessment against the above codes has identified that the proposal is compliant with, or can be
       conditioned to comply with each. The following section identifies the pertinent issues identified throughout
       the assessment of the application.

5.6    Noosaville Locality Code
58.    The proposal complies with Specific Outcome O2 of the code, with the proposal providing an
       architecturally designed development that positively presents to the Gympie Terrace frontage through
       exceeding the front boundary setbacks and internalizing the garages.

5.6.1 Density
59. Both proposed Duplex developments comply with the maximum density provisions of 100 persons per
      hectare, specified within Specific Outcome O7, with the Duplex associated with 113 Gympie Terrace
      providing a density of 84 persons per hectare and the Duplex associated with 111 Gympie Terrace
      providing a density of 98 persons per hectare.

60.    It is also noted that the site is located on a public transport corridor, with Gympie Terrace being a major
       bus route. It is noted that Probable Solution S3.1 of the Transport, Roads and Drainage Code, specifies
       that higher density development concentrated along public transport routes IS SUPPORTED.

5.6.2 Building Height
61. The proposed development does not comply with Probable Solution S8.1 of the code, as the development
      exceeds the maximum prescribed building height of 8 metres within the Attached Housing Zone.

62.    It is noted the only reason that the development exceeds the height limit of 8 metres is due to the site
       being identified as a Flood Hazard Area, which requires the site to be filled in order for the development to
       mitigate flood impacts. The provided Flood Information Certificate (Appendix VI) obtained from Council
       identifies a required Finished Floor Level of 2.82 metres AHD. It is noted that the proposed development
       provides a minimum Finished Floor Level of 2.82 metres AHD.

63.    Despite the non-complies with Probable Solution S8.1 of the code, the proposed development complies
       with Specific Outcome O8, as the development does not exceed two (2) storeys, contains an articulated
       low rise built form that does not dominate the streetscape through the use of a variety of building
       materials and articulations. It is also noted that the development is consistent with development to the
       east on both sides of Gympie Terrace, which consists of accommodation buildings containing two (2)
       storey development.

64.    It is also noted that Council officers at the pre-lodgement meeting indicated that ‘The relaxation required
       for building height was discussed and is likely to be supported, given the minimum floor height
       requirements for the site and floor to ceiling heights proposed are not excessive’.

65.    Accordingly, the proposed development complies with Probable Solution O8 of the code and is consistent
       with Council’s expectations for development within the area, with Council officers providing support for the
       proposal exceeding the maximum building height requirements.




JASON & SUSAN PAYNE AND AMRITASH RAI
OCTOBER 2016